Division 3.
Minor Subdivision - Parcel Maps

25.124 Minor subdivision - Filing procedure tentative parcel map.

The owner of any land proposed to be subdivided as a minor subdivision map shall join with the subdivider of such land in the submission of an application for tentative parcel map approval.

The applicant for a minor subdivision shall file an application on a form prescribed by the city, together with the required number of copies of the tentative parcel map, with the department of planning and development of the city.

25.125 Relationship to the EIR process.

Prior to the submittal of an application for minor subdivision approval, the owner or subdivider shall have complied with the requirements of the city’s regulations and guidelines which implement the California Environmental Quality Act of 1970.

25.126 Filing fee.

Such minor subdivision application shall be accompanied by a fee which shall be established by the city council.

25.127 Information required on tentative parcel map.

The following information shall be shown on the tentative parcel map or contained in a supplemental document attached to the tentative parcel map.

(a)    The subdivision name, north arrow, scale and date. The subdivision name shall not duplicate or nearly duplicate the name of any other subdivision in the city.

(b)    A vicinity sketch shall be drawn on or accompany the tentative parcel map. The vicinity map shall show the location and boundary of the proposed tract and existing street pattern, and public facilities in the immediate vicinity.

(c)    The name and address of the record owner or owners.

(d)    The name and address of the subdivider.

(e)    The name and address of the person, firm or organization preparing the tentative map.

(f)    Location, name’s and existing width of adjacent roads, streets, highways or ways.

(g)    The outline of any existing buildings or structures and their locations in relation to existing or proposed street and lot lines.

(h)    The contours at five foot (5’) intervals for predominant ground slopes within the tract between zero percent and five percent and one foot (1’) contours for predominant ground slopes within the tract over five percent. Such contours shall be referred to the system of bench marks established by the city engineer.

(i)    The location of all existing trees within the boundaries of the subdivision which have a trunk diameter three inches or greater measured three feet from the ground.

(j)    The widths and approximate locations of all existing or proposed easements or rights-of-way, whether public or private, for roads, drainage, sewers, public utilities or flood control purposes.

(k)    Lot layout and dimensions of each lot.

(l)    Each lot shall be numbered.

(m)    Approximate location of areas subject to inundation or storm water overflow, of all areas covered by water, and the location, width and direction of flow of all watercourses.

(n)    Proposed building setback lines.

(o)    Status of any environmental impact report being prepared for the proposed subdivision.

(p)    All proposed cut and fill slope areas shall be evaluated as to the extent and degree. All cut and fill slopes shall be shaded on the tentative map.

25.128 Distribution.

Within four (4) work days after the filing of the completed application for minor subdivision, the department of planning and development shall transmit such map, together with accompanying data, to such public agencies and/or utilities as may be affected or concerned with the proposed subdivision. Each of the public agencies and/or utilities shall, within 14 days after the map has been sent to the agency and/or utility, forward to the director of planning and development written reports of its findings and recommendation thereon. Failure to comment within this time is presumed to mean that the public agency or utility has no comment.

25.129 Authority of the director of planninq and development.

The director of planning and development of the city shall be the advisory agency as defined in the subdivision map act, and shall have the authority to approve, conditionally approve, or disapprove parcel maps.

25.130 Action of the director of planninq and development.

The director of planning and development, upon receipt of the written reports from all affected agencies, shall confer with the city engineer or his authorized representatives to determine whether the proposed division is in conformance with other city ordinances and standards.

The director of planning and development shall, in writing, approve, conditionally approve, or disapprove, the tentative parcel map in compliance with provisions of this ordinance and the Subdivision Map Act. In case there are requirements for dedication of a new street right-of-way which alignment has not previously been approved by the commission ·and council, the director of planning and development shall, prior to his action on the minor subdivision application, transmit the tentative parcel map to the planning commission requesting action on the proposed new street as to its need, alignment and/or design width. Based on its findings, the planning commission shall make a recommendation to the city council for approval, conditional approval, or disapproval of the proposed street pattern.

25.131 Requirements which may be imposed.

Approval may be conditioned upon the installation of public on-site and off-site improvements, dedication of rights-of-way, and easements all of which are necessary to insure provision of public services, and access to the property being divided.

25.132 Appeal to planning commission or city council.

In the event that the subdivider or other interested person is dissatisfied with the action of the director of planning and development concerning the proposed minor subdivision application, the person may appeal to the planning commission by filing a statement, in writing, with the director of planning and development describing the reasons for the appeal.

In the event the subdivider or other interested person is dissatisfied with the action of the planning commission concerning the appeal of the action of the director of planning and development, the person may appeal the planning commission’s decision to the city council. The appeal to the planning commission’s decision shall be in writing describing the reasons for the appeal.

The director of planning and development shall set a public hearing with the planning commission in accord with section 66451.3 of the subdivision map act.

25.133 Time for filinq parcel map.

(a)    Within 18 months after approval or conditional approval of the tentative parcel map of a subdivision, the subdivider may cause a parcel map to be prepared in accordance with the approved tentative map, the provisions of this section, and the subdivision map act. The subdivider shall submit the original and the required copies of the parcel map to the city engineer for approval and signature prior to the filing with the county recorder.

(b)    A parcel map shall be filed with and recorded by the county recorder prior to sale, lease or financing of any separate parcel shown on the tentative parcel map.

(c)    Upon application of the subdivider, prior to the expiration date of a parcel map, an extension of time not to exceed two years may be granted by the director of planning and development. In the event the director of planning and development denies a subdivider’s application for an extension of time, the subdivider may, within 15 days after such action, appeal the decision to the planning commission or city council in accord with provisions outlined in sec. 3.9 of this chapter.

(d)    The failure to record a parcel map within the period prescribed by this section shall void all previous approvals. Before a parcel map may thereafter be recorded, a new tentative parcel map shall be filed and approved or conditionally approved.

25.134 Approval of tentative parcel map.

Upon approval of the tentative parcel map, the subdivider shall submit the required copies of improvement drawings, and a parcel map guarantee or current title report shall be submitted to the city engineer for examination along with any other materials that may be required to properly check the maps and drawings. The city engineer shall check the parcel map to insure that all requirements of the approved tentative parcel map, city standard specifications and other applicable city and state laws have been met.

The city engineer shall transmit one copy of the parcel map to the department of planning and development for their review to insure that the parcel map conforms to the approved tentative parcel map.

The city engineer shall notify the subdivider and his engineer or surveyor as to the conformance of the parcel map with the tentative parcel map approval and other applicable laws.

25.135 Form and title of parcel map.

The parcel map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor, shall show the location of streets and property lines bounding the property and shall conform to all of the following provisions:

(a)    It shall be legibly drawn, printed or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film. Certificates may be legibly stamped or printed upon the map with opaque ink. If ink is used on polyester base film, the ink surface shall be coated with a suitable substance to assure permanent legibility.

(b)    The size of each sheet shall be 18 x 26 inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The scale of the map shall be large enough to show all details clearly and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown.

(c)    Each parcel shall be numbered or otherwise designated.

(d)    The exterior boundary of the land included within the subdivision shall be indicated by distinctive symbols and clearly so designated.

(e)    The map shall; show the location of each parcel and its relation to surrounding surveys. The location of any remainder of the original parcel shall be shown, but need not be shown as a matter of survey, but only by reference to the existing record boundaries of such remainder if such remainder has a gross area of five acres or more.

(f)    Subject to the provisions of section 66436 of the Subdivision Map Act, a certificate, signed and acknowledged by all parties having any record title interest in the real property subdivided, consenting to the preparation and recordation of the final parcel map is required to be submitted to the city engineer prior to his approval of the final parcel map.

(g)    The title sheet shall contain the title “Parcel Map” and a subtitle giving a general description of the property being mapped by reference to a township plat of any United States survey, to a Rancho, to a previously recorded subdivision, or to other maps which have previously been recorded.

(h)    The map shall show the recording data, widths and the center line or side lines of all easements to which the lots are subject. If an easement is not definitely located of record, a statement of the easement must appear on the title sheet. Easements for storm drains, sewers, public utilities and other purposes shall be indicated by a dashed and/or dotted line of the same width as the lines denoting lot lines. Distances and bearings on the side lines of lots which are cut by an easement must be arrowed or shown so that the map will indicate clearly the actual lengths of the lot lines. The width of the easement and lengths and bearings of the lines thereof and sufficient ties thereto to locate the easement with respect to the parcels must be shown. The easements must be clearly labeled and identified and, if already of record, their recorded reference given. All notes or figures pertaining to the easement shall be considerably smaller and lighter than those relating to the subdivision itself. The name, center line, high bank and direction of flow of all natural drainage channels shall be shown by dotted lines.

(i)    Pursuant to the provisions of Section 66434.2 of the Subdivision Map Actyan additional sheet or separate document shall be added to parcel maps, when requested by the city engineer, to indicate additional surveyor map information including, but not limited to, building set back lines, flood hazard zones, seismic lines and setbacks, geologic, mapping, and archaeological sites, not contained within the body of the map. (Ord. No. 95-28, § 1.)

25.136 Certificates.

Certificates shall appear upon the parcel map for approval by the director of planning and development and city engineer, as well as any certificate required by section 66492 of the subdivision map act and any other certificate required by the subdivision map act. (Ord. No. 77-40, § 1; Ord. No. 78-18, § 1; Ord. No. 78-41, § 4.)

25.137 Survey requirements.

A parcel map shall be based upon a field survey made in conformity with the land surveyors act, unless it is specifically stated in the approval of the tentative parcel map that the map may be compiled from recorded or filed data. The following data shall appear on the parcel map:

(a)    Each parcel shall have sufficient monuments set by a registered engineer or licensed land surveyor to determine street or drainage channel right-of-way lines. Each line dividing a parcel shall have monuments set at all points of intersection of lines and the beginning and end of curves.

(b)    When the parcel map is based upon a field survey, the map shall show the basis of bearings, survey bearings and distances, areas of parcels, curve data, ties to one or more existing monuments of record, all monuments placed in making the survey and the stakes, monuments or other evidences found on the grounds to determine the boundaries of the area being mapped. If points were reset by ties, the fact shall be stated.

(c)    A parcel map shall show deed bearings and distances, adjusted bearings and distances, areas of all parcels, adjoining corners identified by recording data, names and/or section, township and range, or other proper designation.

(d)    A parcel map shall show the center line or monument line, if any, of a street or alley, and all existing monuments along the frontage of or in the immediate vicinity of the area being mapped. All parcel maps shall show city boundaries crossing or adjoining the subdivision clearly designated and tied in.

25.138 Basis of bearings.

The parcel map shall tie to the California coordinate system, and the basis of bearing shall be shown.

25.139 Dedications.

If dedications or offers of dedication are required, they may be made either by certificate on the parcel map or by separate instrument. If dedications or offers of dedication are made by separate instrument, such dedications or offers of dedication shall be recorded concurrently with, or prior to, the parcel map being filed for record.

Such dedication or offers of dedication, whether by certificate pr separate instrument, shall be signed by the same parties and the same manner as set forth in section 66439 of the subdivision map act.

The city engineer may accept or reject dedications and offers of dedication that are made by certificate on the parcel map. (Ord. No. 78-41, 4.)

25.140 Recordinq of parcel map.

Upon approval of the parcel map by the city engineer and the signing of all certificates on the parcel map, the parcel map shall be transmitted to the county recorder for ultimate recording. The process for transmitting the parcel map from the engineer to the county recorder shall follow the procedures outlined in section 66464 of the subdivision map act.

25.141 Waiver of requirement for recordinq of parcel map.

Except where required by the subdivision map act, no parcel map need be filed or recorded whenever all of the following conditions exist:

(a)    The property is part of a subdivision previously approved by the city and recorded.

(b)    No dedications of street right-of-way or public improvements are required.

(c)    The total area involved in the subdivision contains no more than one-half acre of land.

This section does not preclude the requirement to submit a tentative parcel map for approval, conditional approval, or disapproval of a subdivision of property which meets the requirements of the preceding paragraph.